Corte Madera Municipal Code Ch. 17.12 General Regulations

Street rights-of-way and improvements shall conform with the minimum standards prescribed in Table I found in Section 17.12.020.

(Ord. 286 § 2.1(a), 1957)

TABLE I

* A two-foot level bench shall be provided between the face of the curb and the toe of the slope on the uphill side. A sidewalk may be required on one side of the street where a public safety hazard otherwise would be created, as determined by the town engineer.

** A sidewalk may be required on one side of the street where a public safety hazard otherwise would be created, as determined by the town engineer.

(Ord. 286 § 2.1 (part), 1957)

Curved major streets shall have a centerline radius of not less than five hundred feet. Curved secondary streets shall have a centerline radius of not less than three hundred feet. Curves on other streets shall have a centerline radius of not less than two hundred feet unless topographic conditions shall necessitate a lesser radius. Tangents shall be not less than one hundred feet in length unless topographic conditions shall necessitate a lesser length.

(Ord. 286 § 2.1(b), 1957)

Grades shall not exceed ten percent on major streets, secondary streets and collector streets. Grades on other streets shall not exceed fifteen percent unless topographic conditions shall necessitate a steeper grade. In the -S slope conservation district, streets normally shall be as nearly perpendicular to contours as possible, but shall not exceed eighteen percent grade. Where the natural ground slope is thirty percent or more, access to building sites shall be limited to the downslope side of the street unless in the opinion of the town engineer an adequate building site can be created without grading or clearing that would be inconsistent with the purposes prescribed in Section 17.04.020(5).

(Ord. 437 § 3 (part), 1964: Ord. 286 § 2(c), 1957)

At street intersections the block corners in a residential zoning district shall be rounded at the property line by a radius of not less than fifteen feet, and in a commercial or industrial zoning district or on lots adjacent to a major or secondary street by a radius of not less than twenty feet or more in case such is necessary to provide at least one hundred feet sight distance diagonally between intersecting street centerlines. The curve radius shall conform to the radius of existing corners at the same intersection where such radius is greater than twenty feet.

(Ord. 286 § 2.1(d), 1957)

Streets shall be required to intersect one another at an angle as near to a right angle as is practicable, and no intersections of streets at angles less than thirty degrees shall be approved unless necessitated by topographic conditions.

(Ord. 286 § 2.1(e), 1957)

Streets located on opposite sides of an intersecting street shall have their centerlines directly opposite each other where physically possible; otherwise the centerlines shall be separated by not less than one hundred fifty feet.

(Ord. 286 § 2.1(f), 1957)

All streets shall, as far as practicable, be in alignment with existing streets by continuations of the centerlines thereof. In cases where straight continuations are not reasonably possible, centerlines may be continued by curves.

(Ord. 286 § 2.1(g), 1957)

Cul-de-sacs shall not exceed six hundred feet in length and shall terminate with a circular turnaround.

(Ord. 286 § 2.1(h), 1957)

Where a subdivision adjoins acreage, streets which may be extended in the event of the subdivision of the acreage shall be provided through to the boundary lines of the tract.

(Ord. 286 § 2.1(i), 1957)

Private streets, alleys or ways shall not be permitted unless they are improved as specified in this title and provision is made for their permanent maintenance.

(Ord. 286 § 2.1(j), 1957)

Streets that are in alignment with others already existing and named shall bear the names of such existing streets. In order to avoid duplication, names to be used for new streets shall be subject to the approval of the planning commission.

(Ord. 286 § 2.1(k), 1957)

(a) Alleys twenty feet wide or more may be required in the rear of prospective commercial or industrial property.

(b) Where two alleys intersect, ten foot or more corner cutoffs shall be required.

(Ord. 286 § 2.2, 1957)

(a) Pedestrianways twenty feet in width may be required through the middle of blocks over one thousand feet in length, and to connect cul-de-sacs or to provide access to schools, playgrounds, parks, shopping centers or similar community facilities.

(b) Required pedestrianways shall be graded and paved to a width of not less than ten feet.

(Ord. 286 § 2.3, 1957)

Reserved strips controlling the access to public ways or which will not prove taxable for special improvements shall not be approved unless such strips are necessary for the protection of the public welfare or of substantial property rights or both and in no case except in which the control and disposal of the land comprising such strips is placed definitely within the jurisdiction of the town under conditions approved by the planning commission.

(Ord. 286 § 2.4, 1957)

(a) The size and shape of lots shall be appropriate for the locality in which the subdivision is situated, the topography of the land and the proposed use.

(b) The area and dimensions of lots shall conform with the requirements of Title 18, but in no case shall the width of a lot at the required setback line be less than fifty feet. The depth of a lot in a residential zoning district shall not be greater than three times the average width, provided that this regulation shall not apply to lots in the -S slope conservation district.

(c) Corner lots shall have extra width, sufficient to permit the yard spaces required by Title 18 at both front and side.

(d) Lots shall have full frontage on a public street.

(e) Double frontage lots, reverse corner lots and key lots shall not be approved, except where essential to provide separation of residential development from major or secondary streets or where necessitated by topographic or other physical conditions.

(f) The side lines of lots shall run at right angles to the street upon which the lot faces, as far as practicable.

(g) In a subdivision in which the lots may be resubdivided at some future time, the location of lot lines and other details of layout shall be such that resubdivision may readily take place without violating the requirements of this title or Title 18 and without interfering with the orderly extension of adjacent streets.

(h) All lots shall be adequately drained and sloped in such a manner that surface water is conducted to underground drains.

(Ord. 437 § 4, 1964; Ord. 286 § 2.5, 1957)

(a) Blocks shall not exceed twelve hundred feet in length, unless the previous adjacent layout or topographic conditions justify a variation from this requirement. Long blocks shall be provided adjacent to major and secondary streets in order to reduce the number of intersections.

(b) The width of blocks shall be sufficient to allow for two tiers of lots with rear easements as required, unless the previous adjacent layout or topographic conditions justify a variation from this requirement.

(Ord. 286 § 2.6, 1957)

Setback lines for structures shall conform with official plan lines for the widening of streets and other projects and, in addition, shall conform with front, side and rear yard requirements of Title 18.

(Ord. 286 § 2.7, 1957)

When property is designated on the general plan or by Title 18 for commercial use, the plan of the subdivision shall be appropriate for such use. Streets shall have adequate capacity to handle the anticipated traffic that will utilize them. Insofar as possible, streets shall be laid out so that there will be direct access to the commercial area from major and secondary streets without utilizing minor streets or traversing residential areas. Lot areas and dimensions shall conform with the requirements of Title 18 and shall be adequate to accommodate the yard spaces, off-street parking spaces and off-street loading spaces required by Title 18 and such additional spaces and other service facilities as are needed for the type of use and development contemplated. Property shall not be designated for commercial use on a subdivision map unless the property is designated for commercial use on the general plan or by Title 18.

(Ord. 286 § 2.8, 1957)

When property is designated on the general plan or in Title 18 for industrial use, the plan of the subdivision shall be appropriate for such use. Streets shall have adequate capacity to handle the anticipated traffic that will utilize them. Streets shall be laid out so that there will be direct access to the industrial area from major and secondary streets without utilizing collector or minor streets or traversing residential or commercial areas. Lot areas and dimensions shall conform with the requirements of Title 18 and shall be adequate to accommodate the yard spaces, off-street parking spaces and off-street loading spaces required by Title 18 and such additional spaces and other service facilities as are needed for the type of use and development contemplated. Property shall not be designated for industrial use on a subdivision map unless the property is designated for industrial use on the general plan or by Title 18.

(Ord. 286 § 2.9, 1957)

Areas subject to slides, inundation or other hazards to public safety shall not be subdivided.

(Ord. 286 § 2.10, 1957)

(a) Where a subdivision adjoins a railroad right-of-way and the general plan or Title 18 designates the property for industrial use, the streets nearest to and running in the same general direction as the railroad shall be as nearly parallel thereto as practicable and at a sufficient distance therefrom to provide suitable depth for industrial sites between the street and the railroad.

(b) Where a subdivision adjoins a railroad and the street layout involves a railroad grade crossing, the possibility of a grade separation or other treatment shall be considered, and the plan of the subdivision may be required to conform to prescribed conditions in anticipation of a grade separation or other treatment.

(Ord. 286 § 2.11, 1957)

In the event that the subdivision is traversed by any watercourses, channels, streams or creeks, the subdivider shall dedicate rights-of-way or easements for storm drainage purposes conforming substantially with the lines of such watercourses, channels, streams or creeks, or shall provide by dedication further and sufficient right-of-way or easements as shall be required for structures or channel changes or both, to dispose of such surface and storm waters.

(Ord. 286 § 2.12, 1957)

(a) The grading of the land for streets, building sites, and for other purposes shall conform with the regulations prescribed in Chapter 15.20 and, in the -S slope conservation district, with the special requirements prescribed for the district.

(b) The subdivider shall provide structures and/or storm sewers necessary for adequate drainage for the subdivision. The design drawings for such facilities shall be prepared under the supervision of a registered civil engineer of the state, and the drawings shall bear his stamp or seal.

(Ord. 437 § 5, 1964: Ord. 286 § 2.13, 1957)

The subdivider shall provide storm sewers, channels, levees, holding ponds, lagoons and other drainage structures necessary for adequate drainage of the subdivision in accordance with the flood control plan of the town.

(Ord. 286 § 2.14, 1957)

The subdivider shall install sanitary sewer facilities connecting with the existing sanitary sewage disposal system to serve each lot in the subdivision, in accordance with plans approved by the town engineer and Sanitary District No. 2.

(Ord. 286 § 2.15, 1957)

The subdivider shall provide an adequate potable water supply including the necessary fire mains and fire hydrants in accordance with plans approved by the town engineer.

(Ord. 286 § 2.16, 1957)

The subdivider may be required to provide easements for storm drainage, sewers, water supply lines, electric powers and telephone poles and wires and other public utilities along rear lot lines or elsewhere.

(Ord. 286 § 2.17, 1957)

Where the side or rear line of any lots border a major street or a secondary street, the subdivider may be required to deed to the town the right of ingress and egress to such lots across the side line of the street. In addition, the subdivider may be required to dedicate and improve a planting strip adjacent to the side line of the street.

(Ord. 286 § 2.18, 1957)

The subdivider shall furnish and install in the location directed by the town engineer, one street sign post at each intersection with a sign for each intersecting street lettered on both sides, conforming to the town standard street sign drawing.

(Ord. 286 § 2.19, 1957)

The subdivider shall provide street lights or, in the alternative, shall pay the cost of street lights installed by others. The type of street lighting and electric service shall be proposed by the subdivider and determined by the planning commission. The locations and design of street lights shall be approved by the town engineer at the time of his approval of the improvement plans.

The following types of electrical service and street lighting or any combination or other types of systems may be considered by the subdivider and the planning commission in establishing the requirement from which the electric service and street lighting improvement plan is to be prepared:

(1) Full underground where all conductors are beneath the surface of the ground except those within the electroliers and the transformer cabinets. This shall be the basic standard for all new subdivisions and a subdivider's proposal for any other type of service shall be accompanied by statement of justification;

(2) Streamline where the electrical distribution system consists of metal poles supporting high voltage wires, transformers and street lights with all other facilities and wires for the supplying and distribution of electrical energy and service placed underground;

(3) Wood poles in rear yard easements where the poles generally are not within street rights-of-way and an approved system of electroliers for street lighting is included to be served by underground conductors. This shall not be used to serve any residential development;

(4) Wood poles in street rights-of-way where street lights are ordered by the town after partial occupancy of the subdivision and involving only a monthly billing of the town and no expense to the subdivider.

The subdivider shall present a plan for a telephone system which will require wood poles only if wood poles are included in the approved electrical system. The subdivider shall compensate the utility companies for the difference in cost of the approved system as compared to the cost of a system of wood poles in the street rights-of-way. Prior to the town engineer's approval of the improvement plans, the subdivider shall present to the town written evidence that the necessary arrangements for the approved electrical and telephone system have been made with the utility companies.

(Ord. 431 § 1, 1964: Ord. 286 § 2.20, 1957)

The subdivider shall provide street trees of approved varieties and sizes wherever required by the planning commission.

(Ord. 286 § 2.21, 1957)

Special areas for off-street parking of motor vehicles offered for dedication or otherwise to be reserved for public use in connection with a subdivision shall be of adequate size, location and shape to serve their purposes and shall conform with applicable requirements of Title 18.

(Ord. 286 § 2.22, 1957)

Condominium developments, community apartment projects or other similar type developments in which an undivided interest in the land is coupled with the right of exclusive occupancy of any living unit located thereon are subject to the provisions of this Title.

(Ord. 395 § 1, 1962: Ord. 286 § 2.23, 1957)

The subdivider shall improve all streets, alleys, pedestrianways and easements which are a part of the subdivision. The required improvements shall be such as may be necessary for the general use of the residents of the subdivision and local traffic and drainage needs; and shall include the grading, paving and other improvements of streets, alleys, pedestrianways and easements as may be necessary for the use or the drainage thereof and for the public safety.

(Ord. 286 § 2.24, 1957)

All deed restrictions shall run with the land and be enforceable by the owner of any of the property lying within the subdivision.

(Ord. 286 § 2.25, 1957)